RV Park Valuation Calculator
Estimate RV park or campground value via the income approach.
Want a more detailed valuation that includes a comp set and exit-cap sensitivity table?
How RV park and campground valuation works
Like any income-producing real estate, RV parks and campgrounds are valued primarily on the income approach: divide trailing-12-month NOI by the prevailing market cap rate. A park producing $220,000 per year in NOI in a 9% cap-rate market values at approximately $2,444,000. Because outdoor hospitality is seasonal, always use a full season cycle of trailing income — a valuation off the summer months alone overstates the year.
What cap rates are we using?
Outdoor-hospitality assets trade wider than comparable mobile home parks because more of the income is operational. As working benchmarks: stabilized destination-market parks cluster around 7.0–8.5%, regional drive-to markets around 8.0–9.5%, and rural or interstate transient parks around 9.0–11.0%. Tenancy mix then shifts the number: long-term and annual sites behave like lot rent — durable, low-turnover income that prices roughly 50 bps tighter — while transient-heavy parks behave more like hospitality and price roughly 50 bps wider.
Transient revenue is a business, not just rent
Buyers and lenders often apply the cap rate to stabilized site revenue and treat ancillary income — camp store, equipment rentals, events, food service — as operating-business income valued separately, and usually at a discount. If a large share of your NOI is ancillary, expect the income to be re-underwritten line by line rather than capped as one number.
What this calculator doesn't do
- It doesn't account for deferred maintenance, capex, or utility-infrastructure condition
- It doesn't run sales comps — a true valuation cross-checks the income approach against recent transactions
- It doesn't model financing, seasonality curves, or exit-cap sensitivity
Use this for a quick-look. For a real valuation, work with a broker or appraiser specializing in outdoor hospitality. Valuing a mobile home park instead? Use the Mobile Home Park Valuation Calculator, which benchmarks MHP-specific cap rates.
This calculator is informational only and is not investment, financial, legal, tax, or appraisal advice. Estimated values are illustrative only. For an actual valuation, engage a qualified commercial appraiser or broker.